Real Estate Investing in Flatonia, Texas (78941)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78941 (Flatonia, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Flatonia, TX (78941)?
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Market Analysis: 78941 Flatonia
ZIP 78941 inside Fayette County looks affordable on the surface — median value of $453K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $453K asset, 78941 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 78941 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 78941 includes headwinds that any investor should price in. Income distribution skews lower than Flatonia averages, and tenant stability requires active management.
The 78941 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Flatonia:
Market Trends
Home Value History (with trend line)
📊 How Does 78941 Compare?
| Metric | 78941 | Flatonia | Texas |
|---|---|---|---|
| Home Value | $452,530 | $452,530 | $297,000 |
| 5-Year CAGR | 4.0% | 4.0% | 5.4% |
| Avg Rent | $1,584 | $1,584 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78941 (Flatonia, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $452,530 |
| Monthly Rent | $1,584 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78941
Population: 3,334
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78941
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the rental occupancy rate in Flatonia, TX?
Expect elevated vacancy in Flatonia, TX. Rents at $1,584/mo are absorbed by the tenant base without meaningful lag.
What is the typical renter like in Flatonia, TX?
The renter base in Flatonia, TX is reasonable for the $1,584/mo price point. Screening well and pricing to market typically yields predictable tenants.
Are rents high in Flatonia, TX?
Rental rates in Flatonia, TX average $1,584/mo. Tenant demand and $453K home values make the yield look reasonable by investor standards.
Is Flatonia, TX good for landlords?
Flatonia, TX operates under TX law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What is the typical home price in Flatonia, TX?
The median home value in Flatonia, TX is roughly $453K. That puts it reasonable relative to the TX statewide average.
You know 78941 now. You don’t know where it ranks.
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